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Comparing 4 cities
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| Metric | London Global capital. Global demand. Long-term capital. | Sheffield Undervalued, under-supplied, outperforming. | Liverpool The UK's highest-yielding major city. | Newcastle The North East's capital, re-emerging. |
|---|---|---|---|---|
| Gross yield range | 3.5–5.5% | 6.5–8.5% | 6.5–9% | 6.5–9% |
| Entry price | £320,000–£1,250,000 | £135,000–£260,000 | £115,000–£245,000 | £110,000–£225,000 |
| Population forecast | 9.6m by 2030 | 600,000 by 2030 | 510,000 by 2030 | 310,000 by 2030 |
| Price growth forecast | +13.9% (2024-29) | +18.6% (2024-29) | +21.1% (2024-29) | +16.8% (2024-29) |
| Rental growth forecast | +15.1% (2024-28) | +17.2% (2024-28) | +19.3% (2024-28) | +17.9% (2024-28) |
| New homes pipeline | 37,000 pa (vs 340k need) | 5,500 new homes (5-yr) | 7,200 new homes (5-yr) | 4,500 new homes (5-yr) |
| Universities | 40+ universities | 2 universities | 3 universities | 2 universities |
| Student population | 420,000+ students | 60,000 students | 70,000 students | 50,000 students |
| City-centre businesses | — | — | — | — |
| Median age | 35 years (lowest in England); inner-east boroughs 30–32 | 40 years S1 (younger than city avg 40.9) | 31.4 years | 34 years (lowest in North East) |
| Private renters | 30% London-wide; 40%+ in Tower Hamlets, Hackney, Newham | 18.9% private rented S1 | 38% renting privately | 23% private rented / rent-free citywide |
| Graduate retention | 77% (highest in UK, Centre for Cities) | 42% | 52% graduate retention | 40% Northumbria graduates; 26% Newcastle Uni |
| Household income | £79,555 GDHI per head Westminster + City (ONS 2023) | £28,276 avg salary S1 | £34,800 city-centre | £43,200 avg salary citywide |
| Target tenant | City and Canary Wharf finance and tech professionals, global graduates on 3–5 year stints, international students. East End regeneration zones pick up priced-out millennials and key workers. | 67,000 students across University of Sheffield and Sheffield Hallam, plus young professionals in advanced manufacturing, digital and healthcare renting in Kelham Island, Heart of the City and Devonshire Quarter. | Young professionals, graduates and healthcare workers, strong student-to-professional pipeline from 3 universities | Young professionals and postgraduates working across NHS, public sector, tech and professional services at Quayside and Pilgrim Street, plus international students at Newcastle and Northumbria universities driving premium city-centre apartment demand. |
| Top regen project | Old Kent Road Opportunity Area · £10bn+ | Heart of the City II · £470m | Liverpool Waters · £5.5bn | Forth Yards / Quayside West · £330m initial tender (£121.8m gov funding) |
| Regen pipeline | 4 major schemes | 4 major schemes | 4 major schemes | 4 major schemes |
| Key neighbourhoods | Canary Wharf & Docklands · Stratford & Olympic Park · Elephant & Castle · Woolwich & Abbey Wood | Kelham Island · Devonshire Quarter · Ecclesall Road (S11) · Attercliffe | Baltic Triangle (L1) · Ropewalks · Liverpool Waters · Knowledge Quarter | Quayside · Ouseburn Valley · Heaton & Jesmond · Pilgrim Street |
| Transport highlight | 6 international airports | Sheffield Station, 2h 06m to London | Liverpool Lime Street: 2h 10m to London Euston | Newcastle Central, 2h 47m to London |
| Full market brief → | Full market brief → | Full market brief → | Full market brief → |
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